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Brooklet City Zoning Code

ARTICLE V

- SCHEDULE OF PERMITTED USES AND DEVELOPMENT STANDARDS

Sec. 5-1.- Table of permitted uses.

Within the various zoning districts as indicated on the zoning map, no building, structure or land shall be constructed, erected, altered, or used except, as indicated in the following schedules:

Section 5-1.1. Uses permitted by right: Uses permitted as a matter of right are indicated on the following schedule by the letter "X" in the appropriate column.

Section 5-1.2. Special exceptions: Uses permitted only after special review and approval of the planning commission (See article XIII) are indicated on the following schedule by the letter "O" in the appropriate column.


#
DESCRIPTION 		A-1 R-1 R-2 R-3 R-4 C-1 C-2 I-1 I-2
1 Accessory building or uses (See section 2-2) X X X X X X X X X
2 Ambulance service or rescue squad O X
3 Amusement or recreational activities (commercial), carried on outside a building, such as a golf course, softball field, and uses of similar nature O O O O O O O
4 Amusement or recreational activities (commercial), carried on wholly within a building, such as cinema, theater, auditorium and uses of a similar nature X X O
5 Animal hospital, commercial kennels, veterinary clinic or animal boarding place, located at least 300 feet from the nearest residential district 0 X O O
6 Athletic club X X O
7 Athletic field, public O O O O O O O
8 Auto-truck sales, repair parts, parking lot O X X O
9 Auto body repair shop X X O
10 Banks, financial institutions X X
11 Barns, silos, and farm buildings X
12 Boarding house O
13 Bottling and canning plant X X O
14 Bowling alley X X O
15 Broadcasting studio (radio, TV) O O O X X O
16 Builders/contractors equipment, material storage O X X X
17 Bus terminal, passenger O X X X
18 Campground, private-public O X
19 Carnival, rodeo, horse show, or athletic event, tent revival, community fair, or other event of interest to the public; not to exceed 30 days O X X O
20 Cemetery O O O O
21 Church or other places of worship O O O O O X
22 Medical/dental clinic, public-private (See section 6-1) O X X
23 Clubs or lodges-private O X X
24 Community center O O O X X
25 Disposal plant, sewage X
26 Dwelling, single-family X X X X X
27 Dwelling, multi-family - group O
28 Farmers market X X
29 Farmlands X O O O O O
30 Feed, grain, or fertilizer wholesaling & storage O X O
31 Fire station O O O O O O O O O
32 Fraternities and sororities O
33 Funeral home O X
34 Garage apartment O O O O O
35 Gasoline petroleum bulk plant (storage and refining) X
36 Golf course O O O O O X O
37 Go-kart, motor-bike track O O O O
38 Group development projects (See section 6-2) O
39 Historic Site O O O O O O O O O
40 Home - elderly, children, nursing O O X
41 Home occupation (See section 6-1) O O O O O
42 Hospital & care homes O O X
43 Hotel/motel X X
44 Housing, multi-family project (See section 6-2) O
45 Junk yard or a salvage yard, provided that:
(a) Said use shall not be located within 800 feet of a major or secondary street
(b) If within 500 feet of a public right-of-way, an eight foot high solid fence or wall shall be erected to screen the storage yard from view from the street. 		X
46 Kennel O O X X
47 Launderette or washateria (self-service laundries) X X O
48 Library O O O X X
49 Livestock O
50 Lumber yard, coal storage yards, or other storage not specifically listed in this column O X
51 Manufacturing, heavy X
52 Manufacturing, light X
53 Manufactured home (See sections 6-3 and 6-4) O X
54 Manufactured home community X
55 Manufactured home sales lot O X
56 Mobile office, temporary (See section 3-12) (in conjunction with construction of a building on a lot where construction is taking place or on adjacent lots, such temporary uses to be terminated upon completion of construction. (See No. 72) O O O O O O O O X
57 Museum, historical display O O O O O O O O O
58 Nursery schools, kindergarten provided that:
(a) Off-street loading and unloading spaces are supplied; and
(b) At least 100 square feet of outdoor play area is supplied for each child accommodated; and,
(c) The entire play area is enclosed by a fence having a minimum height of at least four feet and constructed in such a manner that maximum safety to the children is ensured. 		O O O X X
59 Tanks for fuel, oil or other non-flammable element X X
60 Police, sheriff, highway patrol office O O X X O O
61 Professional offices (See sections 6-1 and 6-5) X X O
62 Public building and facilities O O O O O X X O O
63 Public utilities plant and public services structures X X
64 Radio, cellular phone and TV towers O O O O
65 Radio-TV transmit; station studio O O O O
66 Retail sales and service (antique, appliance, art studio, bakery, beauty, cafe, carpet, clothing, dance, drugs, dry cleaning, florist, grocery, music, tavern, etc.) X X O
67 Rooming house O
68 Sawmill, lumber yard X
69 Schools, elementary, junior and senior high, public or private O O O O O O O
70 Signs (See article VIII, article II, section 49[9.4], and article VI, sections 1.3 and 5.3) O O O O O X X X X
71 Temporary buildings for storage of materials (in conjunction with construction of a building), on a lot where construction is taking place or on adjacent lots, such temporary uses to be terminated upon completion of construction. O O O O O O O O O
72 Travel, trailer park (See section 6-3) X

 

(Ord. No. 2024-021, § 1, 11-21-2024)

Sec. 5-2. - Development standards.

Within the various zoning districts as indicated on the "Zoning Map of Brooklet, Georgia" no building or structure, shall be constructed or erected except, as indicated in the following schedule:

District Minimum Lot Area
(sq. ft.) 		Minimum Lot Width At Building Line
(feet) 		Minimum Front Yard Set Back From Street Right-Of-Way Or Property Line Minimum Rear Yard Depth
(feet) 		Minimum Side Yard Depth
(feet) 		Maximum Height
(feet)
Major Streets All Other Streets
A-1 3 Acres 200 75 60 20 20 each side 35
R-1 22,000 100 45 35 20 15 each side 35
R-2 15,000 80 40 30 20 10 each side 35
R-3 Single Family 10,000/Dwelling
Multi-Family 10,000/ Dwelling 		70 30 20 20 10 each side 50
R-4 10,000/Dwelling 60 75 60 20 10 each side 15
C-2 15,000 50 75 60 10 10 35
I-1 15,000 50 75 60 30/100
Where Abutting
A Residential
District 		30/100
Where Abutting
A Residential
District 		50
I-2 15,000 50 75 40 30/100
Where Abutting
A Residential
District 		30/100
Where Abutting
A Residential
District 		50

 

Unless otherwise provided in this ordinance, no dwelling shall be constructed, erected, or located within the City of Brooklet which contains less than the minimum square footage of heated living space set forth below:

a.

Single-family dwelling: 1,200 square feet;

b.

Multi-family dwellings:

1.

Each apartment (defined, section 2-6) designed for occupancy by two families living independently of one another: 1,500 square feet;

2.

Each apartment (defined, section 2-6) designed for occupancy by three families living independently of one another: 2,250 square feet;

3.

Each apartment (defined, section 2-6) designed for occupancy by four families living independently of one another: 3,000 square feet;

4.

For apartments (defined, section 2-6) designed for occupancy by five or more families living independently of one another, each unit shall have at least 288 square feet. Provided further, the average square footage per unit shall be at least 576 square feet.

c.

Manufactured homes: 320 square feet. (See section 2-38.)

(Ord. of 5-18-2017(2); Ord. of 9-23-2019(2); Ord. of 8-20-2020(2), §§ 1—3(Exh. A); Ord. of 12-16-2021(2))

Sec. 5-3. - Purpose.

The Mayor and City Council for the City of Brooklet hereby adopts and enacts this lot size and width reduction program for the protection and preservation of the environment while promoting the provision of amenities within residential subdivisions in the R-3 zoning district.

(Ord. No. 2025-026, 8-21-2025)

Sec. 5-4. - Applicability.

This lot size and width reduction program shall apply to all properties zoned R-3 that are intended for single family detached residential development.

(Ord. No. 2025-026, 8-21-2025)

Sec. 5-5. - Approval.

Upon application by the property owner or their authorized designee, reduction of the minimum size of lots and widths within the property may be permitted, so long as the applicant complies with the provisions set forth in this Article. All lot size and width reduction applications shall be considered by the City Council following a hearing and recommendation by the Planning and Zoning Commission.

(Ord. No. 2025-026, 8-21-2025)

Sec. 5-6. - Maximum lot size and width reduction.

The maximum lot size reduction that can be permitted shall not exceed a thirty percent (30%) reduction from the 10,000 square foot minimum lot size required in the R-3 zoning district (i.e., no lot may be reduced to a size of less than 7,000 square feet). Moreover, the maximum lot width at building line reduction that can be permitted shall not exceed a fifteen percent (15%) reduction from the minimum 70-foot minimum lot width at building line required in the R-3 zoning district (i.e., no lot width may be reduced to a size of less than 59.5 feet). Amenities, described herein, may be combined to achieve the maximum reductions in lot size, and in no case shall the total reduction result in a lot smaller than 7,000 square feet nor narrower than 59.5 feet.

(Ord. No. 2025-026, 8-21-2025)

Sec. 5-7. - Amenities and incentive schedule.

The following amenities shall qualify for reductions as specified, provided that each amenity is in addition to and exceeds the minimum requirements already established under the City of Brooklet's Code. Amenities that are required by existing ordinances or zoning requirements shall not qualify for bonus incentives unless they exceed the requirements of the existing ordinances or requirements and meet the requirements listed below.

Amenity Specific
Requirements 		Reduction in Lot Width from 70 foot minimum Reduction in Lot Size from 10,000 sq. ft. minimum
Community Clubhouse Minimum 1,500 sq. ft with meeting area, restrooms, and parking, all of which shall be sized appropriately to accommodate number of residents. Building is not required to be conditioned space. 7.5% 15%
Swimming Pool Pool with fencing, pool deck, and bathrooms (bathrooms from community clubhouse can be used for this requirement). Pool shall be adequately sized to accommodate number of residents and shall be no less than 800 sq. ft. 7.5% 15%
Playground Minimum of $15,000 of playground equipment per 100 houses. Equipment shall be suitable for ages 2-10. 5% 10%
Sports Court A court for any specific or multiple sports such as tennis, pickleball, basketball, or volleyball with fencing and lighting. Minimum of 1 court per 100 houses. 5% 10%
Recreational Vehicles ("RVs") and/or Boat Storage Secured gated storage area with individual spaces for RVs and/or Boats that is screened from view by fencing or landscaping. Shall be adequately sized to accommodate number of residents. 5% 10%
Walking/Jogging Trails Recreational walking and jogging trails that are separate yet connected to the pedestrian sidewalks required under the City of Brooklet's Code, Appendix A, Article V, Section 2; Such trail shall be comprised of no less than 25% of the total mileage of roads within the subdivision and shall be a minimum of 4 feet in width. 5% 10%
Street Trees Trees planted by the developer between the sidewalk and road and in a median at regular intervals with minimum distance between trees to be 25 feet; Species of trees shall not be: sweetgums, mulberry, laurel oak, chinaberry, paper birch, eucalyptus, mimosa, and Bradford pear. Trees shall have a minimum diameter at breast height (DBH) of 2 inches 2.5% 5%
Yard Trees A minimum of two trees planted by the developer on each residential lot; Species of trees shall not be: sweetgums, mulberry, laurel oak, chinaberry, paper birch, eucalyptus, mimosa, and Bradford pear. Trees shall have a minimum diameter at breast height (DBH) of 2 inches. 2.5% 5%
Preservation of Existing Trees (growing on uplands only) Preservation of existing native trees (i.e., no cultivars and no invasive species) growing on uplands; such trees shall be no less than 18 inches DBH. Minimum number of trees: no less than the number of lots to be developed. A certified arborist must provide in writing the GPS location and DBH of each such tree. 2.5% 5%
Decorative Street Lighting Decorative light fixtures between the sidewalk and road or in a median at regular intervals 2.5% 5%
Enhanced Architectural Standards All houses clad in stone, brick, or fiber cement board siding; no vinyl siding. 2.5% 5%

 

(Ord. No. 2025-026, 8-21-2025)

Sec. 5-8. - Application requirements.

An application for the lot size and width reduction program shall be submitted at the same time as or before submission of the preliminary plat and shall include:

(a)

A construction timeline indicating when amenities will be completed, including phases if applicable;

(b)

The sketch plan showing the location and specifications for all proposed amenities;

(c)

Construction plans and specifications for proposed amenities

(d)

An estimate of the cost of construction of each proposed amenity, prepared by a professional contractor, including material costs, labor costs, and professional services.

(Ord. No. 2025-026, 8-21-2025)

Sec. 5-9. - Ownership and maintenance of open space.

Each amenity shall be held in common ownership by a property owners' association. Such ownership shall be subject to the provisions of O.C.G.A. § 44-3-220 et seq. Membership in the property owners' association shall be mandatory for all purchasers of lots within the subdivision and their successors in title.

In the event the party responsible for maintenance of the amenity fails to maintain all or any portion in reasonable order and condition, the City of Brooklet may assume responsibility for its maintenance and may enter the premises and take corrective action, including the provision of extended maintenance. The costs of such maintenance may be charged to the Property Owners' Association, or to the individual property owners that make up the Property Owners' Association and may include administrative costs and penalties. Such costs shall become a lien on all subdivision properties.

(Ord. No. 2025-026, 8-21-2025)

Sec. 5-10. - Property owner's association.

In its application, the property owner must acknowledge that in order to receive preliminary plat approval, it shall establish a properly functioning Property Owners Association under the laws of Georgia.

(Ord. No. 2025-026, 8-21-2025)

Sec. 5-11. - Phased amenity construction requirements.

(a)

All phased developments under the lot size and width reduction program shall comply with the following timeline to ensure amenities are completed proportionally with the availability of residences for sale:

(1)

When 25% of approved residences have received certificates of occupancy, a minimum of 25% of the proposed amenities shall be completed and functional and available for use by owners in the subdivision.

(2)

When 33% of approved residences have received certificates of occupancy, a minimum of 33% of the proposed amenities shall be completed and functional and available for use by owners in the subdivision.

(3)

When 50% of approved residences have received certificates of occupancy, a minimum of 50% of the proposed amenities shall be completed and functional and available for use by owners in the subdivision.

(4)

When 75% of approved residences have received certificates of occupancy, a minimum of 75% of the proposed amenities shall be completed and functional and available for use by owners in the subdivision.

(5)

When 90% of approved residences have received certificates of occupancy, all proposed amenities must be 100% completed and functional and available for use by owners in the subdivision.

(b)

If the developer fails to fulfill the phase construction timeline set forth in subsection (a), the City of Brooklet shall not issue any certificates of occupancy or additional building permits for the remaining undeveloped lots until the developer has complied with the construction timeline set forth in subsection (a).

(c)

For purposes of calculating percentage completion of amenities in subsection (a), amenities shall be valued on the construction cost estimates provided in the original application, as adjusted by the owner through approval by the Planning Commission if needed, and the percentage of completion of amenities shall reflect the percentage of the construction cost estimate expended.

(Ord. No. 2025-026, 8-21-2025)